The Mark Jones Team Homebuyer Guide: Under Contract → Keys in Hand
Your step-by-step playbook from accepted offer to front-door keys — built by the Mark Jones Team at iThink Mortgage to keep your deal on track and your stress level low.
How to Use this Guide
Welcome
How to Use This Guide
Congratulations — you're under contract. That means a seller has accepted your offer, and the clock is now ticking toward closing day. Between now and the moment you hold your keys, there are roughly nine stages. Each one has a clear purpose, a short list of things you need to do, and a few pitfalls to avoid.
This guide walks you through every stage in plain English. No jargon walls, no 40-page PDFs. Each page covers one stage so you always know exactly where you stand and what's coming next.

Fast responses = fewer delays. The single biggest thing you can do to protect your closing date is respond quickly — to us, to your agent, to anyone who asks for a document or a signature. Speed wins in real estate.
Your Journey at a Glance
01
Under Contract
First 48 hours — file setup and doc collection
02
Meet Alyssa
Your Senior Processor takes the wheel
03
Documents
What we need, why, and how to send it
04
Underwriting
Approval, conditions, and next steps
05
Appraisal & Value
Home valuation and what-if scenarios
06
Do's & Don'ts
Protect the deal until closing
07
Clear to Close
CTC milestone + wire fraud protection
08
LE vs. CD
Understanding your numbers
09
Closing Week
E-sign docs, final checklist, keys in hand
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 1 of 8
Under Contract — The First 48 Hours: Speed Wins
The first two days after your offer is accepted are the most important 48 hours of the entire transaction. This is when we build the foundation that every deadline, document, and decision will rest on. Momentum matters — deals that start fast tend to close on time.
What We're Doing Right Now
File Setup
Creating your loan file, ordering disclosures, and initiating the compliance clock
Initial Review
Reviewing your application, credit, income, and assets for any early flags
Doc Requests
Sending you a clear list of exactly what we need — nothing more, nothing less
Deadline Mapping
Plotting every contract date so nothing sneaks up on us
What You Do Right Now
  • Confirm your best email and phone number — we'll use these for every time-sensitive message
  • Upload requested documents within 24 hours — even partial uploads keep us moving
  • Avoid new credit activity — no new cards, no large purchases, no co-signing
  • Don't move money between accounts — keep funds exactly where they are until we tell you otherwise
  • Avoid new debt of any kind — even "buy now, pay later" shows up on credit
🏆 PRO TIP
"The first 48 hours sets the pace for the whole deal. Buyers who respond within a day almost always close on time. Those who wait a week? That's where delays come from."
Do's & Don'ts Until Closing
Deal-Saver Rules
From the day you go under contract until the day you close, your financial profile is under a microscope. Underwriters can — and do — re-verify your credit, employment, and bank accounts right before closing. Even small changes can trigger a last-minute condition that delays or derails your deal.
✅ DO
  • Keep your job and income stable — don't quit, change roles, or go from salaried to contract
  • Keep your funds traceable — leave money where it is unless we tell you to move it
  • Respond quickly to any request from Mark, Alyssa, your agent, or the title company
  • Tell us before any big financial move — even if you think it doesn't matter, let us decide
  • Continue making all existing payments on time — mortgage, rent, car, credit cards
🚫 DON'T
  • Finance furniture, appliances, or a car — even "no payments for 12 months" counts as new debt
  • Open or close credit lines — no new cards, no closing old ones
  • Co-sign for anyone — their debt becomes your debt on paper
  • Move large funds between accounts — transfers create paper trail problems
  • Make cash deposits without documentation — cash is nearly impossible to source
"Even small changes can trigger a last-minute issue." We've seen deals delayed over a $500 store credit card opened the week before closing. When in doubt, call Mark first.
Stage 1 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 2 of 8
Meet Alyssa — Your Senior Processor
"The Deal Protector"
Once your file is set up, it moves to Alyssa, our Senior Processor. Think of her as the project manager of your mortgage. She's the one who makes sure every document is complete, every condition is cleared, and every third party is coordinated — so nothing falls through the cracks.
Alyssa has processed hundreds of loans. She knows exactly what underwriters look for, what trips people up, and how to prevent small issues from becoming big delays. Her job is to make the underwriting process boring — in the best possible way.
What Alyssa Owns Now
1
Collect & Verify Docs
Making sure every document is complete, readable, and matches what underwriting requires
2
Submit to Underwriting
Packaging your file and submitting it for review with all supporting evidence
3
Track & Clear Conditions
Following up on any items underwriting flags and resolving them quickly
4
Coordinate Third Parties
Working with title, insurance, and appraisal teams to keep everything aligned
How You Help Alyssa Succeed
Send full documents
Not cropped screenshots. Not photos of half a page. Complete PDFs with all pages, every time.
Respond quickly and honestly
If she asks a question, answer it directly. If something has changed, tell her. No surprises is the goal.
Ask questions early
If you're confused about a request, ask now — not three days from now. There's no such thing as a dumb question at this stage.
"Alyssa makes underwriting boring — in the best way. And boring underwriting is exactly what you want."
Stage 2 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 3 of 8
Documents: What We Need & Why
Every document we ask for serves one purpose: verification. Underwriters don't take anyone's word for it — they verify your identity, income, assets, and obligations with paper evidence. This isn't about trust. It's federal regulation, and it applies to every borrower on every loan.
Your Document Checklist
Government-Issued ID
Valid driver's license or passport — clear, not expired
Recent Paystubs
Most recent 30 days, showing year-to-date earnings
W-2s / Tax Returns
Last 2 years — all pages, all schedules if self-employed
Bank Statements
Most recent 2 months, all pages (including blank ones), all accounts being used
Gift Fund Documentation
If using gift money: signed gift letter, proof of transfer, and donor's proof of funds
Homeowners Insurance
Proof of insurance bound for the new property — your agent can help with this
Doc Upload Rules
Full PDF if possible
Downloaded directly from your bank or employer portal
All pages included
Even blank pages — underwriters count them
Clear names and dates
Your name, the institution, and the date range must be visible
When in doubt, upload it
We'll guide you if it's not needed — it's always better to have too much than too little

⚠️ WATCH OUT

These bank activity patterns trigger underwriting questions and can delay your file:

• Large deposits that don't match payroll
• Unexplained transfers between accounts
• Cash deposits of any significant amount
• New accounts opened recently

If any of these apply to you, let us know before you upload — we can prepare an explanation upfront.
Stage 3 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 4 of 8
Underwriting: Approval & Conditions
Underwriting is where a human reviewer examines your entire file — income, credit, assets, the property, and the loan terms — to make a decision. This is the gatekeeper stage, and it's completely normal for it to come with questions. Here's what to expect.
Possible Outcomes
Approved
Clean approval — no additional items needed. This is rare but wonderful.
Approved with Conditions
Approved, but we need a few more items before final sign-off. This is the most common outcome.
Suspended
More information needed before a decision can be made. We'll tell you exactly what's missing.
What Are "Conditions"?
Conditions are simply checklist items the underwriter needs before they give final approval. Think of them as follow-up homework — not a rejection. Almost every loan has them.
Quick Decision Guide

✅ NORMAL

"Conditions are common. Nearly every loan has them. They don't mean something is wrong — they mean underwriting is doing their job."

🚩 RED FLAG

Missing pages, blurry or unreadable documents, and money that moved between accounts without a paper trail — these are the things that cause real delays. When in doubt, ask us before you act.
Stage 4 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 5 of 8
Appraisal & Value: What If It Comes in Low?
The appraisal is an independent evaluation of the home's market value, ordered by the lender. It protects everyone — the lender won't lend more than the property is worth, and you won't overpay without knowing it. A licensed appraiser visits the property, evaluates its condition, and compares it to similar recent sales nearby.
Appraisal Outcomes
At or Above Contract Price ✅
Great news — we proceed as planned. This is the most common outcome and means the home's value supports your purchase price.
Below Contract Price ⚠️
A low appraisal isn't a dealbreaker. You have options, and we'll walk you through every one of them together.
Low Appraisal Options
1
Renegotiate Price
Your real estate agent can ask the seller to lower the price to match the appraised value.
2
Reconsideration of Value
We can submit additional comparable sales data to the appraiser for a second look at their conclusion.
3
Cover the Difference
You bring additional cash to closing to cover the gap between appraised value and purchase price.
4
Adjust Strategy
In some cases, we may be able to restructure the loan or explore other program options if eligible.

⚠️ WATCH OUT

If the appraiser notes repair requirements (e.g., peeling paint, missing handrails, roof issues), those repairs may need to be completed before closing — which can push your timeline.

💡 PRO TIP

"If repairs delay closing, an escrow holdback may be an option (when eligible) to protect the deal. This allows closing to proceed while funds are set aside for repairs to be completed after."
Stage 5 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 7 of 8
Clear to Close + Fraud Protection
"Clear to Close" (CTC) is the milestone that means underwriting has signed off on your loan. Every condition has been satisfied. Every document has been reviewed and approved. This is the green light — and it's the moment we've been building toward since day one.
What Happens After CTC
1
Closing Scheduled
Title company confirms date, time, and location. You'll receive details from your agent and our team.
2
Final Balancing
Title, lender, and agents coordinate final numbers — down to the penny — for your Closing Disclosure.
3
Final Documents Prepared
Your closing package is generated and sent for e-signature (more on that in Stage 9).
🚨 Wire Fraud Warning

🚩 THIS IS CRITICAL — READ CAREFULLY

Wire fraud is one of the fastest-growing crimes in real estate. Criminals hack email accounts and send fake wiring instructions that look legitimate. If you wire money to a fraudulent account, it is almost always unrecoverable.

• NEVER trust wiring instructions received by email alone — even if they appear to come from your title company, agent, or lender
• ALWAYS call a known, verified phone number to confirm wiring details before sending any funds
• Use a number you already have on file — not a number from the suspicious email
• If anything looks off, stop and call Mark Jones immediately
We will never change wiring instructions by email. If you receive updated wiring instructions via email, assume it's fraud until verified by phone.
Stage 7 of 8
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
Stage 8 of 8
Loan Estimate vs. Closing Disclosure
Understanding Your Numbers
You'll receive two key financial documents during this process. They can look similar, but they serve different purposes and arrive at different times. Here's the simple breakdown.
Loan Estimate (LE)
Issued early in the process, shortly after application. It's your initial estimate of loan terms, monthly payment, and closing costs. Think of it as the first draft — it's based on the best information available at the time, but it can change for valid reasons as the transaction progresses.
Closing Disclosure (CD)
Issued near the end, at least 3 business days before closing. This is the final, confirmed version of your loan terms, payment, and costs. By law, you must receive it with enough time to review before you sign. If something looks wrong, this is the time to speak up.
What Can Change Between LE and CD?
Prepaid Interest
Depends on your exact closing date
Escrow Setup
Property tax and insurance reserves can shift
Title Fees
Final title search and insurance costs may adjust
Insurance Premium
Final policy amount from your insurance agent
Property Taxes
Prorated based on closing date and county records
Seller Credits
May change based on negotiations or contract amendments
"If you have ANY question about your numbers — at any point — contact Mark Jones directly, anytime." No question about your money is too small. We'd rather explain something twice than have you wonder.
Stage 8 of 9
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
REminder closing day task
Closing Week + E-Sign Documents
You're in the final stretch. The last 72 hours before closing are fast-moving and detail-heavy. Here's exactly what happens and what you need to do to cross the finish line without a hitch.

📧 CRITICAL: E-SIGN CLOSING DOCUMENTS

The day before closing, watch your email for your e-sign closing documents. Check your inbox and your spam/junk folder. Complete the e-signature as soon as possible to avoid delays. If you don't receive it by end of day, contact us immediately.
Closing Day Checklist
1
Bring Valid Government-Issued ID
The same ID used on your application. Both borrowers must bring theirs if applicable. Expired IDs will not be accepted.
2
Confirm Your Funds Method
Wire transfer or cashier's check — your title company will confirm the exact amount and method. Verify wiring instructions by phone, never email alone.
3
Know Your Time & Location
Confirm the closing appointment time, location, and who needs to attend. Allow extra time — closings can take 45-90 minutes.
4
When You Get Keys
Key timing varies. Some buyers get keys at the closing table; others get them after the loan funds and the deed is recorded — sometimes the same day, sometimes the next business day.
5
What Happens After Signing
After you sign, the title company sends the documents to the lender for final review. Once approved, funds are disbursed, the deed is recorded, and you officially own the home.
Stage 9 of 9
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines.
🎉 Keys in Hand — Congratulations, Homeowner!
You did it. The deal is done, the papers are signed, and the keys are yours. Welcome home.
What Happens After Closing
Funding & Recording
After signing, the lender disburses funds and the title company records the deed with the county. This officially transfers ownership to you. In most cases, this happens within 24-48 hours of your closing appointment.
First Payment
Your first mortgage payment is typically due about 30-60 days after closing. We'll confirm the exact date and where to send it. You'll also receive a welcome package from your loan servicer.
Loan Servicing
Your loan may be serviced by a different company than the one that originated it — this is normal and doesn't change your terms. You'll be notified in advance if this happens.
Keep Your Documents
Store your closing documents, deed, and insurance policy in a safe place. You'll reference them for tax purposes and future refinancing decisions.
"We're here even after closing." Whether you have a question about your first payment, want to explore refinancing down the road, or just need a recommendation for a good handyman — the Mark Jones Team doesn't disappear after the deal is done. We're a phone call away, always.
Call Mark Anytime
Questions about payments, escrow, tax deductions, or future moves — we're here for all of it.
Refinance Reviews
Market conditions change. We'll keep an eye on rates and let you know when a refinance could make sense.
Referrals Welcome
Know someone buying a home? The best compliment is a referral. We'll treat them like family.
Questions about your numbers, payments, or closing costs? Contact Mark Jones directly — anytime.
This guide is for educational purposes only. All loan terms are subject to underwriting approval, credit qualification, and applicable guidelines. Equal Housing Lender.